I asked a few lenders for quotes and they all have me buying pointsShows as  2% of loan amount (Points) $3450 at closing  

Very close to Walled Lake schools.

@Ray HarrellSellers will owner finance because (1) they will be able to sell for a higher price because they will sell to people who can’t get institutional financing, (2) they think the interest rate they receive on the money they financed, usually 6-10%, is better that the 2% bank accounts are paying (3) they get to spread out the gain on the sale of property over many years and not be bumped into a higher tax bracket immediately, or (4) they can sell the property faster as a buyer doesn’t have to wait 45 days to fulfill institutional lending requirementsBuyers may want owner financing because (1) they save the points and other fees associated with institutional financing (2) they may own the maximum number of properties financed allowable by lending institutions (3) they as full time real property investor may not be able to prove the amount of income necessary to obtain a loan (4) they may not qualify for conventional financing, only hard money, in which case owner financing may be at a much lower interest rate (5) they may have liens, judgements, etc. outstanding that make obtaining outside financing impossible, (6) they may want to close quicker than available with institutional financing.Please let me know if this makes sense

For MF properties in Bremen, you will most likely have to do a multi approach to sourcing the right deal: market to off market properties to see if they’re interested, watch the MLS, and look for properties that have enough land and zoning will allow an additional dwelling unit (ADU) like garage apartment or tiny house 

Typically like Nathan said most improvements cost more than the value they add, but if it's somewhat close to even then it may help in resale.

Hello,Can you please recommend a reputable residential closing attorney in the Boca Raton area?

Classic path of progress stuff in a close-ish market.The other option ( which could be very unpopular) is to sell both and preserve the down payment funds. 

There is definitely a need for clean units that still have a level up upgrades that can be done after closing by the new buyer.

3) What are some things I should watch for in her contract?  

My last two clients closed on houses that became 8 bedrooms rent by room house hacks that cash flow, so it is possible in this market.2) Multifamily - Purchase a 2-4 unit property with 5% down conventional loan, and live in one unit and rent out the others.